Loading...
HomeMy WebLinkAboutPRE19-000242 (IL - King County Parks Ground Crew Temporary Relocation) Meeting SummaryPREAPPLICATION MEETING FOR King County Parks Ground Crew Temporary Relocation 155 Monroe Ave NE PRE19-000242 CITY OF RENTON Department of Community & Economic Development Planning Division October 31, 2019 Contact Information: Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Cory Cappelletti, 425.430.7057, ccappelletti@rentonRFA.org Building Department Reviewer: Craig Burnell, 425.430.7290, cburnell@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 31, 2019 TO:Clark Close, Senior Planner FROM:Jonathan Chavez, Civil Engineer III, Plan Review SUBJECT:King County Parks Temporary Relocation 155 Monroe Ave NE PRE19-000242 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 1434000010. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed development is within the City of Renton’s water service area and in the 565- hydsraulic zone. There is an existing 12-inch city water main (W-2946) located within the access road on the east side of the proposed building that can deliver a maximum flowrate of 3,500 gpm. The static water pressure is approximately 99 psi at ground elevation 329 feet. 2. There is an existing (dead-end) 12-inch city water main (W-3395) located approximately 200 feet of the northwest corner of the proposed building that can deliver a maximum flowrate of 2,820 gpm. 3. The site is within Zone 2 of the city’s wellhead protection area. 4. A looped water main around the building will be required if the fire flow demand of the building as determined by RFA is above 2,500 gpm. Additional water main improvements including main line extension, additional fire hydrants, fire sprinkler system will be required based on the fire flow demand. 5. Backflow prevention assemblies are required on the new domestic water meter (RPBA) and fire sprinkler (DDCVA) will be required. A PRV is required on the domestic meter because the water pressure is over 80 psi. 6. Water system development charges will be triggered based on the size of the new water meter(s) and on the supply line to the fire sprinkler system (if applicable). King County Parks Temporary Relocation – PRE19-000242 October 31, 2019 Page 2 of 3 SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 12-inch wastewater main located in within the property that serves all the buildings (see City plan no. S-199807). 3. The proposed plans will need to show how they are going to connect to the City wastewater system. 4. If a new side sewer connection is proposed, applicable SDC fees would apply for the new connection. If the utility connection is temporary in nature (not to exceed 3 years), you might qualify for a temporary connection and associated fees as stated in the fee schedule - Section XII.3.l. If the trailer is to remain after the King County Parks construction is completed, then the appropriate SDC fee would be charged. 5. Applicant will need to provide the City of Renton with an easement for the City of Renton’s Wastewater line that goes through the property. SURFACE WATER 1. A drainage review is required for projects that include the following: a. 2,000 square feet or more of new and/or replaced impervious surface, or b. 7,000 square feet or more of land disturbing activity, or c. Proposes to construct or modify a drainage pipe or ditch that is 12 inches or more in size/depth, or d. Is located in or adjacent to a flood hazard area, erosion hazard area, steep slope hazard area, or landslide hazard area, landslide hazard drainage area, or e. The redevelopment project proposes $100,000 or more of improvements to an existing high-use site. 2. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. The site is also located within Zone 2 of the Aquifer Protection Area (APA). 3. If drainage review is required, a geotechnical report for the site, with information on the water table and soil permeability, and recommendations of appropriate flow control BMP options from the geotechnical engineer, shall be submitted with the application. 4. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 5. Erosion control measures to meet the City requirements shall be provided. 6. The 2019 Surface water system development fee is $0.72 per square foot of new impervious surface, but no less than $1,800.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. If proposed new construction on the site has a valuation of less than $150,000, street frontage improvements and right of way dedication are not required. If proposed new construction on the site has a valuation of $150,000 or more, then the installation of street frontage improvements and right of way dedication found in comment #2 may be required to conform to the City’s complete street standards found in RMC 4-6-060. 2. Per RMC 4-6-060 collector streets of three lanes require 94 feet of right of way (ROW). Currently there is 100 feet of ROW, therefore no ROW dedication will be required along the NE 2nd St. The existing curb to curb width is adequate for transportation needs. The Applicant may submit a King County Parks Temporary Relocation – PRE19-000242 October 31, 2019 Page 3 of 3 request for a street modification to leave existing Right of Way improvements as is. Request must provide justification to why the City should accept the modification per RMC 4-9-250. 3. If it is determined that the traffic is impacted from the proposed addition, a traffic impact fee will be assessed at the time of building permit. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Additional Building Permit Applications will be required for the following, but not limited to: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 7. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000242 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 31, 2019 TO:Pre-application File No. 19-000242 FROM:Clark H. Close, Senior Planner SUBJECT:King County Parks Ground Crew Temporary Relocation – 155 Monroe Ave NE General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The applicant, King County Parks, is constructing a new King County Parks – Renton Shop (LUA19-000090) at 3005 NE 4th St (APN 1434000012). The 5.71-acre parcel has a Comprehensive Land Use Designation of Employment Area (EA) and is zoned Light Industrial (IL). Construction of the building requires the existing shops and services to move off site for the duration of construction activities. The move off-site would begin in May of 2020 and last for 36 months. The applicant is proposing to temporarily house King County Parks Grounds Crew operations on 52,000 square feet of the nearby parcel (APN 1434000010) used by King County Roads. The current use of the site is as a lay down yard for King County Roads. This particular location has material that is no longer used or accessed by King County Roads. In order to use the designated site, KC Parks would remove and dispose of all unwanted material. For example, King County Parks would remove approximately 1,700 square feet of understory vegetation (approximately nine (9) trees) and regrade the site using gravel. At the end of 36 months of use, KC Parks would restore and replant approximately 1,500 square feet of vegetation on the edge of the proposed site. Primary access would be off the east access road located behind the City of Renton Shops. Parking would be provided for 19 personal vehicles, nine (9) work vehicles, five (5) dump trucks, and 5 trailers. In addition, the temporary relocation would include five (5) metal containers for King County Parks Ground Crew Temporary Relocation, PRE19-000242 Page 2 of 5 October 31, 2019 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000242 tools and equipment (80 square foot each) and a 768 square foot office trailer with restrooms inside. Improvements would require electrical, water and sewer connections. Current Use: Currently the site is occupied by King County Roads with multiple buildings. Zoning: The subject property is zoned Light Industrial (IL). The purpose of the Light Industrial Zone (IL) is to provide areas for low-intensity manufacturing, industrial services, distribution, storage, and technical schools. Uses allowed in this zone are generally contained within buildings. Material and/or equipment used in production are not stored outside. The property is located within the Employment Area (EA) land use designation and the Light Industrial (IL) zoning designation. A Tier I Temporary Use Permit would be required. Density: N/A Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IL standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in IL zone is 35,000 square feet. There is no minimum lot width or depth for new lots. The proposal appears to comply with the lot size, width and depth requirements of the zone. Building Standards – The IL zone allows a maximum building coverage of 65% of the total lot area or 75% if parking is provided within the building or within a parking garage. The applicant has indicated that no existing buildings would be demolished. Together the existing buildings plus the proposed temporary structures would comply with the allowed building coverage allowed by the IL zone. The proposal’s compliance with the building standards would be verified at the time of land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required front yard and side yard setbacks in the IL from a principal arterial street are 20 feet. The required front yard and side yard setbacks in the IL from other streets is 15 feet provided that 20 feet is required if a lot is adjacent to or abutting a lot zoned residential, such as an R-10. The required rear yard and side yard setback is zero, except 20 feet if the lot is adjacent to or abutting a residential zone, such as the R-10 zone. The applicant is proposing a front yard setback over 600 feet from NE 2nd Pl. There are no maximum setback requirements. The buildings, as proposed, appear to comply the setback requirements of the IL zone. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Building Height – The maximum building height that would be allowed in the IL zone is 50 feet, except 100 feet if the lot is located in the Employment Area (EA). The applicant is proposing a 15-foot tall office trailer. As currently proposed, the temporary office trailer would comply with the building height requirements of the IL zone. It is the applicant’s responsibility to demonstrate compliance with building height requirements at the time of formal application. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For office development, a minimum of 2 square King County Parks Ground Crew Temporary Relocation, PRE19-000242 Page 3 of 5 October 31, 2019 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000242 feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Dimensions of the refuse and recyclables deposit areas shall be of sufficient width and depth to enclose containers for refuse and recyclables, and to allow easy access. Based on the proposed area of 768 square feet of office space, the development would be required to provide 1 ½ square feet of recyclable deposit areas and 5 square feet of refuse deposit area (sum total 6 ½ square feet); however, a total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. The site plan did not identify a refuse and recycling enclosure area for the onsite building. The proposal would need to demonstrate compliance with the refuse and recycling standards of the code at the time of land use application or the recycling and refuse deposit area could be shared with King County Roads. If necessary, the applicant could request a modification to the Refuse and Recycling standards per RMC 4-4-090.F. Landscaping: Compliance with landscape regulations is required when the applicant converts vacant land to parking or storage lots. Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Planting shall be consistent with the Surface Water Design Manual and trees are prohibited on any berm serving a drainage-related function. Trees and shrubs are also prohibited within the fenced area and within ten feet (10’) of any manmade drainage structure (e.g., catch basins, ditched, pipes, vaults, etc.). Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan and landscape restoration plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. King County Parks Ground Crew Temporary Relocation, PRE19-000242 Page 4 of 5 October 31, 2019 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000242 Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention worksheet would be required with the land use application. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet (4') requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Parking: The following ratios would be applicable based on the proposed use of the site. Any modification of these minimum or maximum standards requires written approval from the Department of Community and Economic Development. USE NUMBER OF REQUIRED SPACES Offices, general:A minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Using the estimated square footages, the office space would be required to provide between two and four parking stalls. The preliminary site plan shows 19 gravel parking stalls. The site plan also shows parking space for work vehicles, dump trucks, and trailers. The applicant would be required to demonstrate compliance with the parking requirements based on the net square footage of the uses, at the time of formal application. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. An increase greater than 25 percent would also require a formal modification pursuant to RMC 4-9-250D. Additionally, the proposal may also need to include bicycle parking based on 10% of the required number of parking stalls. Access: No changes to the existing access locations to the parcel are proposed. King County Parks Ground Crew Temporary Relocation, PRE19-000242 Page 5 of 5 October 31, 2019 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000242 Pedestrian Access – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Critical Areas: There appears to be no wetland or streams on the project site. The site is located within the Wellhead Protection Area Zone 2. The overall purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. All fill material regarding quality of fill and fill material source statement requirements, within the protection area zone, are required to be submitted with the building or tenant improvement application per RMC 4-3-050H.8. It is the applicant’s responsibility to ascertain whether critical areas are present on the site during site development or building construction. Environmental Review: The proposed project would be categorically exempt from Environmental (SEPA) Review in accordance with WAC 197-11 if the project is less than 4,000 square feet and fewer than 20 parking stalls. Permit Requirements: The proposal would require a Tier I Temporary Use Permit Hearing and potentially SEPA Environmental Review, along with all associated building permits. The purpose of a temporary use permit allows a use or structure on private or public property on a short- term basis. Such uses or structures may be allowed subject to modified development standards which would not be appropriate for permanent uses in the zoning designation. A Tier I Temporary Use Permit application would be reviewed in an estimated time frame of 2-4 weeks once a complete application is accepted. Projects subject to SEPA are processed differently. The 2019 application fees are as follows: Tier I Temporary Use Permit is $100 and SEPA Review (Environmental Checklist) is $1,540. Any modification requests to code standards are $250 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. Impact Mitigation Fees: N/A Next Steps: When the formal application materials are complete, the applicant will have the materials pre-screened with the project manager at the 6th floor front counter prior to submitting the complete application package. Please contact Clark Close, Senior Planner at 425- 430-7289 or cclose@rentonwa.gov to schedule an appointment. Expiration: A temporary use permit is valid for up to one year from the effective date of the permit. The applicant can request that a permit be valid beyond one year and for up to five (5) years at time of application or prior to permit expiration. Extension requests do not require additional fees and shall be requested in writing to the Community and Economic Development Administrator.